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  • Profile photo of TerrywTerryw
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    Peter456 wrote:
    Terryw, I suppose what I meant was to buy property in a trust to begin with. Not for yourself and then give it to the trust. (Then you pay stamp duty twice). If you make yourself appointer of the trust then make a company or friend/spouse trustee. That way that person actually owns the property rather than yourself. You could even live in a property which is owned by a company or spouse and still receive your centrelink benefits with no complications. So long as you do not actually own the property. You could even be paying rent to the trustee for a property you control as appointer and perhaps you could also be named sole beneficiary. (but that may be problematic if you are receiving other sources of income for centerlink)

    Centrelink would still be likely to class that asset as your own for the purposes of assessing benefits if you are appointor, or a beneficiary or if you influence any control over the trust.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    Hi Colin

    CGT would be payable in the year of sale. If the property is underperforming then the CGT may be lowish. If this is the case you can minimise the CGT by reducing your taxable income for that year. You could do this by prepaying interest on other loans or contributing to super etc.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    Shape wrote:
      Just note when setting up a trust or any financial account; your name is STAMPED all over it + dated…so if they need to backdate any payment made; they can.v 

    Michael,

    This is not so. In some states, such as NSW, the trust deed is required to be stamped (costs you $500 too!!). The stamp is just a small imprint stating the date and the amount of duty paid. They usually try to stamp it on the schedule page which is usually the one with the beneficiaries listed. But often these go over several pages.

    Even after stamping it would be possible to legally amend the deed (and illegally possible to change it), assuming the trustee has the powers given in the deed.

    But changing the beneficiaries of a trust could be seen as causing a resettlement and this would mean a new trust is formed with all the property of the trust being transferred automatically = stamp duty and CGT.

    For centrelink purposes it is possible to remove yourself as trustee, appointor etc, and as a beneficiary, but Centrelink can apply that test they use for disposal of an asset – they can still assess you as owing it for up to 5 years after disposal. Some lawyers think removing a beneficiary will result in a resettlement too. So I think centrelink accepts a beneficiary making an unrevocable declaration that they are forever renouncing taking a benefit from the trust.

    Its a very complex area and if your trusts have that many assets anyway it is probably not worth the bother and legal fees to try to get $500 per fortnight in payments.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    Peter456 wrote:
    How easy is it to create a new trust and name yourself as appointer of that trust, buy property yourself and give it to the trust. 

    It is extremely easy to create a trust. It could all be done in a few minutes.

    But what do you mean 'give it to the trust?'. If you bought a property and then gifted it to the trust you would pay stamp duty twice.

    Peter456 wrote:
    Once property is owned by the trust then you should not occur any potential problems with centrelink as you don't own any property yourself, but you control property owned by a trust.

    Trusts cannot own property, it is the trustee that is the legal owner of the property. If you are the trustee then that is you!. If the company is trustee then the company is the owner.

    But doing it this way probably won't get around Centrelink, see s 1207v of the Social Security Act 1991,

    Peter456 wrote:
    This is better than owning property yourself as centerlink will probably have problems with that. That way you may keep payments being made to you.

    its not that simple.

    Peter456 wrote:
    My question is- does centerlink keep track of new trusts as they are being created?

    No, no one does.

     

    Peter456 wrote:
    Also Does centre ink keep track of all people involved in trusts?

    No

    Peter456 wrote:
    Does centerlink know if you receive a insurance payout?

    No.

     

    But if you are receiving a benefit you would be required to notify centrelink of you taking an interest in a trust or receiving an insurance payout. If you don't you would be breaking the law. Centrelink may also find out by other means such as datamatching with the ATO etc.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    imagine the trail after 5 years. 15 years…….

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    I just watched a video interview about Wendy. She personally writes 50-60 loans per month and her 5 other brokers do another 50 between them.

    That is an average for her of 2 loans per day!

    Trails on $1B = $1.5mil pa approx

    I think I want to be a broker again.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    Just think of the trust as a person.

    A person can gift to another person without any tax implications.
    Capital of a trust can be distributed as a gift too. The receipt of the gift wouldn't be income. But as Luke said the trust cannot claim a deduction for the gift (assuming no charities etc).

    It is probably not a good idea to make interest free loans to a discretionary trust. There is no tax advantage over gifting and adverse asset protection reasons.

    If the trust had $5,000 income and gifted or loaned $2,000 to you it would still have $5,000 in taxable income. If this isn't distributed to a beneficiary the trustee would pay tax on the top marginal rate.

    If you forgive the loan and the $8,000 becomes a gift the same would apply.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Jamie M wrote:
    Henry Adams wrote:
    Yes, they put the $8500 into the loan account.

    Really? I don't know how they could add this to a 95% lend……

    Cheers

    Jamie

    Hope he hasn't used other security.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Imagine the trails on $1B!

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
    http://www.Structuring.com.au
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    Lawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au

    Profile photo of TerrywTerryw
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    $8,500 is a very large fee! ( i will do it for $8,000 whatever it is).

    However, if you are happy to pay this, and it does relate to an investment property then it would be far better to borrow it (in terms of tax) then using cash as the cash can come off non deductible debt first.

    However, by borrowing it how much extra is the LMI going to cost?

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Miike

    You can do that and depreciate assets in proportion. But beware as you will lose the CGT exemption on the house. Which may cost you must more than you will save in the short term.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    I was just going to write the same thing. No benefit now, so you might as well wait. You may find you fix or improve things before moving out and would want these included in any report.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    lfc2011 wrote:
    thanks for you replies. Am i correct in saying if acquire an ownership interest in the new property within 6 months period(initial selling and moving) it will receive main residence exemption? Do i then have 6 months to sell the new property before the exemption expires or do i just calculate via apportionment? im confused about the apportionment calculation..Since the dwelling was never rented or there was no dwelling present. So do i just calculate from the time i move in? For example : June 30 1994 purchase of land 140000, sell on July 1 2012(6,576 days) capital gain is 350,000, the occupancy time is 183 days from Jan 1 2012. 350,000 X 6576 – 183 / 6,576 =340,260.03 have i calculated that correctly.??

    Have a read of the legislation again.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    Interest wise it should be the same

    Tax wise it can be completely different as any deposit into a loan = a repayment and any withdrawal = new borrowings.

    Imagine you had paid $50,000 (all your cash) into the loan and then decided you wanted to buy a $50,000 ivory back scratcher. You would need to re borrow this from the loan and the interest would not have been deductible. Now consider if you had used an offset.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    maybe Pete Raiss

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    The banks often employ people without the knowledge and skills needed for the job.

    I remember many years ago a bank employee telling my parents they should have a PI loan on an investment property when they still had a home loan outstanding – otherwise how would they pay it off? This could have cost them dearly.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    Purchase in a company. It will limit liability and provide flexibility.

    Talk to your accountant if this company should be acting as trustee for a trust or the shares owned by a discretionary or a unit trust.

     
    you need to consider:
    flexibility
    asset protection
    stamp duty
    land tax
    finance

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    Glad to see the post by the overseas "lender" has been deleted!.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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    Profile photo of TerrywTerryw
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    I would advise people to be very careful when dealing with overseas "lenders". Often these "lenders" string people along with promises of finance. They collect all of your personal documents and then 'assess' you. You will nearly always be approved subject to paying a fee of some sort. Guess what happens when you pay the fee?

    Then consider they have all your personal documents, including identity documents!

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
    http://www.Structuring.com.au
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    Profile photo of TerrywTerryw
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    I would advise people to be very careful when dealing with overseas "lenders". Often these "lenders" string people along with promises of finance. They collect all of your personal documents and then 'assess' you. You will nearly always be approved subject to paying a fee of some sort. Guess what happens when you pay the fee?

    Then consider they have all your personal documents, including identity documents!

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
    http://www.Structuring.com.au
    Email Me

    Lawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au

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